By Hudson Lambert, Managing Director, Safeguard Europe
With housing reform now well underway, 2026 is shaping up to be another transitional year for housing providers in England. Some changes are already in force, others are due to follow later this year, and more substantial reforms remain under consultation as part of the Renters’ Rights Act 2025 roadmap.
While not every new rule applies to every part of the sector yet, the direction of travel is clear. Governmental and tenant expectations around property condition, energy performance, communications, and long-term management are rising. Enforcement approaches are becoming more robust, scrutiny is increasing, and housing providers are increasingly expected to demonstrate not just outcomes, but process, evidence, and forward planning.
Taking action now can help spread costs, reduce disruption, and avoid last-minute pressure as these expectations continue to strengthen.
1. Review property condition against emerging standards
Proposals to extend the Decent Homes Standard into the private rented sector, alongside its long-standing application in social housing, reflect a wider shift in what is considered an acceptable home and form part of the government’s work on a reformed standard. At the same time, enforcement of existing standards is becoming more active, particularly around serious hazards.
This shift has been reinforced by the introduction of Awaab’s Law into the social housing sector, which has placed greater emphasis on identifying, addressing, and evidencing action on issues such as damp and mould. Although the statutory requirements do not yet apply across the whole rented sector, the government intends to extend them to the private rented sector, subject to consultation.
In 2026, housing providers who aren’t doing so already should be asking whether their properties would meet expected standards if assessed today, and whether known issues, such as recurring damp, cold rooms, or disrepair, require more than short-term fixes.
2. Reassess energy performance expectations
Minimum energy efficiency requirements remain under consultation for parts of the sector, but energy performance is already a growing area of focus across housing. Concerns around fuel poverty, tenant affordability, and net-zero commitments are driving higher expectations, a priority further highlighted by the recently launched Warm Homes Plan.
Housing providers should be reviewing EPC ratings or equivalent performance data, identifying buildings most likely to fall short of future expectations, and considering what improvements are realistic and proportionate. Leaving this work until requirements are finalised risks higher costs and reduced flexibility.
3. Prepare for increased visibility and accountability
New databases, registration schemes, and ombudsman arrangements are being introduced across parts of the housing sector, increasing transparency and oversight. In the English private rented sector, this includes plans for a Private Rented Sector Database and Landlord Ombudsman, with phased introduction planned from late 2026.
Clear records, documented repairs, and consistent complaint handling are becoming increasingly important for all housing providers.
4. Move from reactive repairs to planned improvement
As expectations rise, repeatedly addressing the same issues on a reactive basis is becoming less sustainable. Short-term fixes can mask underlying problems, particularly where damp, moisture, or building fabric issues are involved.
Using 2026 to move towards a more planned, preventative approach, even incrementally, can reduce repeat repair costs, improve first-time fix rates, and protect asset value over the longer term.
5. Build knowledge and evidence early
Many of the most demanding changes, including higher property condition standards, improved energy performance expectations, and stricter approaches to damp and mould, are still ahead for parts of the sector.
Using 2026 to strengthen understanding of building performance, moisture risk, and property condition will support more informed decisions and help housing providers build the evidence increasingly expected by regulators and tenants.
2026: the year for action
While not every requirement is live for every housing provider, 2026 is not a year to stand still.
Housing providers who use this year to understand the true condition of their stock, improve processes, and adopt more planned approaches are likely to find the years ahead easier to manage than those who wait until change becomes unavoidable.
Safeguard is currently running a series of free webinars to help housing providers better understand damp and mould and how to treat them. Catch Awaab’s Law: Damp and Mould Solutions on Thursday, 19 February at 1pm.
